Sustainability

Question 1

What are the Minimum Energy Efficiency Standards (MEES)? What are their effects on EPC requirements?

Answer 1

• Implemented by the Energy Efficiency (Private Rented Property) (England and Wales) Regulations 2015.
• Define the minimum energy standards that need to be achieved before a property can be rented.
• Energy efficiency standards of a property need to be proven with an EPC (Environmental Performance Certificate).

Timeline:

• 1st April 2018 landlords of privately owned property needed to ensure their property had an EPC of E before granting a new lease to a new or existing tenant.
• From 1st April 2023 this will apply to all properties even with existing lettings!
• By 2025 it is likely that all privately owned property will need to reach a C
• By 2030 it is likely that all properties will need to reach a B.

The changes are a precursor to reaching a new target set out in the Government energy white paper that was unveiled in December 2020 to achieve net zero emissions by 2050. The proposed changes for 2025 and 2030 are outlined in the Minimum Energy Performance of Buildings (No.2) Bill - undergoing second reading.

Question 2

What is the Energy Act 2011?

Answer 2

• The act has three principal objectives:

1. To tackle barriers to investment in energy efficiency.
2. To enhance energy security.
3. To enable investment in low carbon energy supplies.

Question 3

How do you encourage your clients to be more sustainable? What options / works have you presented / carried out on other projects?

Answer 3

Building fabric

• Cladding / roof build up - could increase thermal efficiency through insulation, new roof, double skin rooflights etc.
• Windows - need to be 0.16 u-value.
• Insulated plasterboard.
• Insulated goods doors (sectional or roller shutter).

M&E

• Ground source heat pumps.
• Electric panel heaters (remove wet gas fired heating system).
• LED lighting - warehouse and offices.
• Low flow sanitary fixtures.
• Rainwater harvesting.

Specifications

• Stipulate minimum % of waste that needs to be recycled from a project in NBS preliminaries.
• Reuse of materials where possible - lighting and ceiling tiles in Eurocourt example.
• Ensure quality clauses are included to ensure good workmanship to reduce regularity of replacement and associated waste.
• Specify carbon neutral products where possible e.g Interface Carpet Tiles are carbon neutral - Interface offset the carbon with initiates such as fuelling manufacturing plant on renewable energy and planting trees.

Question 4

What is the Energy Act 2011?

Answer 4

• The act has three principal objectives:

1. Tackling barriers to investment in energy efficiency.
2. Enhancing energy security.
3. Enabling investment in low carbon energy supplies.

The Act included:

Green Deal

• The Green Deal which created a new financing framework to enable the improvements to the energy efficiency and non-domestic properties funded by a charge on energy bills.
• Required the Secretary of State to take reasonable steps to improve the energy efficiency of the English residential sector by 2020.

Private Rented Sector

• Set the minmum EPC as an ‘E’ for privately rented properties.

Energy Security

• Confers on the Gas and Electricity Markets Authority to report to the Secretary of State with an estimate of future need for electricity capacity.

Enabling Low Carbon Technology

• A|lows National Park Authorities to generate and sell renewable energy within specific constraints.
• Allows for the implementation of progressing and expanding offshore electricity production and transmissions.

Question 5

What is sustainability?

Answer 5

Sustainability is meeting the needs of the present without compromising the needs of the future. I.e. providing energy for ourselves now without making the planet worse subsequently.

Question 6

Why is sustainability important?

Answer 6

An ecosystem, a lifestyle, or a community that is sustainable is one which supports itself and its surrounding. Sustainability itself can be defined by three core elements, each of which must be carefully considered in relation to the others:

• Environmental Protection
• Social Development
• Economic Development

Question 7

What are the factors to consider with sustainability?

Answer 7

• Economic
• Social
• Environmental

Question 8

What is sustainable development ?

Answer 8

Economic development that is conducted without depletion of natural resources,

Question 9

What is the construction leadership council?

Answer 9

The CLC works between industry and government to identify and deliver actions supporting UK construction in building greater efficiency, skills and growth.

Question 10

What is your companies sustainability policy ?

Answer 10

Clear desk policy, reducing the use of printed materials where possible, car sharing when suitable, the us of public transport, the use of technology where possible

Question 11

What is Embodied carbon?

Answer 11

Embodied carbon is considering all the carbon the will be used in the creating of a product. From sourcing the materials, manufacture, delivery, construction, and disposal.

Question 12

What is BREEAM ?

Answer 12

BREEAM – British Research Establishment Environmental Assessment Method was developed by BRE and covers new construction as well as fit outs. It assess buildings against various performance criteria and awards credits. The total amount of credits will lead to a rating of unclassified, pass, good, v.good, excellent or outstanding. Two assessments are carried out for new builds, at design stage and on completion. Credits are awarded under Management, health and well being, energy efficiency, transport, water usage, materials, waste, land use, ecology, pollution, innovation.

Question 13

What does BREEAM stand for ?

Answer 13

Building Research Establishment Environmental Assessment Method

Question 14

What is SKA?

Answer 14

SKA – Originally a research proect by Skansen, RICS and Aecom to establish metrics for impact of an office fit-out. Since launching, it is used on Retail and higher education too. SKA rating can be assessed during design, at handover and during occupancy. The score is ranked according to the achievements in the thresholds of Gold, Silver and Bronze.

Question 15

What is the RCIS campaign in relation to sustainability ? Can you expand on what the contents / message is ?

Answer 15

RICS Value the planet

‘Our Value the Planet campaign promotes the preservation of the planet through the implementation of the UN’s sustainable development goals. We encourage our professionals to implement the SDGs. The campaign also offers us a great opportunity to highlight the public interest responsibility of RICS and demonstrate the benefits that the surveying profession provides in offering solutions to society’s most challenging issues.’ Ref: RICS

Question 16

How does sustainability link to Building Regulations?

Answer 16

Part L of the building regs – Conservation of Fuel and Power. Part L aims to achieve zero carbon buildings or as close to it as possible giving practical guidance on ways of complying with Energy efficient requirements.

Question 17

How long is an EPC valid for ?

Answer 17

10 years

Question 18

When is an EPC not required?

Answer 18

Listed buildings, places of worship and temporary structures

Question 19

What is a U Value?

Answer 19

The value of how thermally efficient a part of a building is. It helps identify what areas need to be improved where there is heat loss such as roofs, windows or walls. Measured in W/m2k

Question 20

what is w/m2k ??

Answer 20

Watts over meters squared kelvin

Question 21

What is the aim of the Paris agreement ?

Answer 21

To hold increase in global average temps to 2oc below pre industrial level and pursue efforts to limit warming to 1.5oc. Also to use 20% renewable energy by 2050

Question 22

What is BREEAM ?

Answer 22

BREEAM (Building Research Establishment’s Environmental Assessment Method) is the world’s first sustainability rating scheme for the built environment and has contributed much to the strong focus in the UK on sustainability in building design, construction and use.

5 different standards for different buildings, most relevant are :

New construction - homes and commercial buildings
In use - commercial buildings
Refurbishment and fit out - homes and commercial buildings.

Question 23

When are SKA assessments used?

Answer 23

Non-domestic fit-outs

Question 24

Can you name some typical exceptions for EPC ‘E’ standard ?

Answer 24

• Temporary buildings
• Places of worship
• Listed building (exceptions)

Question 25

What are the three pillars of sustainability ?

Answer 25

Question 26

When are gas boilers being phased out ?

Answer 26

The government has announced that by 2025, all new homes will be banned from installing gas and oil boilers and will instead be heated by low-carbon alternatives. The ban is part of a UK action plan to reach carbon net zero by 2050

Question 27

Are you aware of building regulations that relate to sustainability?

Answer 27

• Part L - Conservation of fuel and power.
• Part S = Infrastructure for the charging of electric vehicles.

Question 28

Why is sustainability important ?

Answer 28

Sustainability means meeting our own needs without compromising the ability of future generations to meet their own needs.

Question 29

Are you aware of any national or international agreements in relation to sustainability ?

Answer 29

• Paris Agreement - The Paris Agreement sets out a global framework to avoid dangerous climate change by limiting global warming to well below 2°C and pursuing efforts to limit it to 1.5°C. It also aims to strengthen countries’ ability to deal with the impacts of climate change and support them in their efforts.
• Kyoto Protocol - The Kyoto Protocol – a milestone in global efforts to combat climate change. With the Kyoto Protocol, the international community agreed for the first time on binding targets and measures for combating climate change. The Kyoto Protocol stipulates global ceilings for greenhouse gas emissions.
• The Climate Change Act 2008 is an Act of the Parliament of the United Kingdom. The Act makes it the duty of the Secretary of State to ensure that the net UK carbon account for all six Kyoto greenhouse gases for the year 2050 is at least 80% lower than the 1990 baseline, toward avoiding dangerous climate change

Question 30

What ratings can you achieve with BREEAM?

Answer 30

BREEAM Rating % score
• OUTSTANDING ≥ 85
• EXCELLENT ≥ 70
• VERY GOOD ≥ 55
• GOOD ≥ 45
• PASS ≥ 30
• UNCLASSIFIED < 30

• Outstanding: Less than top 1% of buildings (innovator)
• Excellent: Top 10% of buildings (best practice)
• Very Good: Top 25% of buildings (advanced good practice)
• Good: Top 50% of buildings (intermediate good practice)
• Pass: Top 75% of buildings (standard good practice)

Question 31

Say our client wants to put PV panels on the roof, what kind of factors would you need to consider in general terms

Answer 31

• The orientation of the panels to ensure they would be effective and in the direction of the sun
• Existing loading of the roof and if it would accommodate the additional loadings
• How you would root the cables from the roof down to your DB or invertor.
• Is it safe to work on the roof, would you need to add any additional protection, any roof lights on there etc
• Lead in time for the application of an bidrectional meter.

Question 32

How do PV panels work?

Answer 32

• Solar PV cells on the panels turn light energy into DC (direct current) electricity.
• DC electricity flows to an inverter with converts to electric energy into AC (alternating current) energy which can then be used by the building.
• The AC current flows through a meter (to measure output) and then through the buildings consumer unit (fuse board).
• Any electricity not used then flows out of the property to the national grid.

Question 33

How do air source heat pumps work?

Answer 33

• The air source heat pump absorbs heat from the outside air into a liquid refrigerant at a low temperature.
• Using electricity, the pump compresses the liquid to increase its temperature. It then condenses back into a liquid to release its stored heat.
• Heat is sent to your radiators or underfloor heating. The remainder can be stored in your hot water cylinder.
• You can use your stored hot water for showers, baths and taps.

Question 34

What recent regulatory change do you know of with regards to EV charging stations?

Answer 34

• Approved document S - Infrastructure for the Charging of Electric Vehicles states:
• Where a non-residential building is undergoing major renovation and will have more than 10 parking spaces after the renovation is completed, one of those spaces must provide access to one electric charge point and cable routes for electric vehicle charge points must be installed in a minimum of one fifth of the remaining parking spaces.
• If the cost of installing the required EV charge point and cable routes exceeds more than 7% of the total cost of the major renovation then the regs do not apply.

Question 35

What would you have to consider before installing an EV charge station to a property?

Answer 35

• Ensure that buried services and infrastructure are mapped out or known prior to trenching.
• Ensure that the property has sufficient power supply to cope with additional demand.
• If not will need to liaise with UKPN to provide quote for upgrade works - can be simple or major cost and work if local substation does not have capacity and needs upgrading.
• Quote will contain contestable (works that can be carried out by others such as a independent connections provider - will be cheaper) and non-contestable works (works that have to be carried out by UKPN).
• Example Project - WHL:

1. Independent Connection Provider (organised by Principal Contractor) undertakes contestable works up to the main electricity network.
2. UKPN undertake necessary works to power network (if required) and make the final connection.
3. Meter etc will need to be installed by ICP.

Question 36

What CPD have you undertaken with regards to sustainability?

Answer 36

• I have attended CPD on the most recent revisions to the building regulations.
• RICS Modus journals on the most recent legislative changes and key subjects I should be aware of as a surveyor.

Question 37

What are some examples of environmental, social and economic sustainability you have imposed or achieved on a project?

Answer 37

Environmental

• Encouraging the use of PV installation.
• Responsible sourcing of materials - FSC approved timber, water based paints and finishes.
• Retention and reuse of existing installations (particularly M&E) where possible.

Social

• Using contractors on the CCS (Considerable Constructors Scheme) scheme - code includes: actively encouraging and supporting an inclusive and diverse workplace, proactively supporting safe working, mental and physical wellbeing at work.

Economic

• Encouraging contractor’s to utilise local workforce and supply chain.
• Most refurbishment projects I have been involved with are for warehousing - brings long term employment opportunities to the local area.

Question 38

How do you specify sustainability in a specification?

Answer 38

• Specify that carpets with certain % of recycled material are to be used.
• FSC (Forest Stewardship Council) approved timber - is ethically sourced from sustainably managed forests.
• Specify in prelims that materials need to be recycled where practically possible.

Question 39

How do ground source heat pumps work?

Answer 39

• Ground source heat pump works on the principal that the ground 2m in depth maintains an average temperature of 10 degrees all year round.
• The ground source heat pump is connected to a series of pipes (ground collectors) which are laid underground usually horizontally at 2 m depth.
• Water or refrigerant is circulated through the pipes which absorbs thermal energy.
• The warmed fluid is then passed through a compressor inside the heat pump to further increase its’ temperature.
• The heated fluid then passed through a heat exchanger which transfers the heat to hot water cylinders, radiators and under floor heating systems.

Question 40

What is R22?

Answer 40

• Formally used in air conditioning systems, but now banned in the UK due its’ high ozone depletion potential.
• Ban includes regassing or fixing those those systems that use R22.

Question 41

What is COP 26?

Answer 41

• The most recent UN climate change conference held in Glasgow.
• Glasgow Climate Pact was signed.
• Glasgow Climate Pact focuses on four key actions:

1. Mitigation and reducing emissions.
2. Adaption to help those affected by climate change.
3. Finance to enable countries to meet climate goals.
4. Collaboration on more global action.

Question 42

What is Display Energy Certificate?

Answer 42

Certificate that rates efficiency of a public building (larger than 250m2) and most be displayed in a prominent location.

Question 43

What is Part O of the Building Regulations?

Answer 43

• Part O (Overheating) comes into affect on 15 June 2022 - doesn’t apply to any works that have submitted a building notice, full plans application or initial notice submitted before.
• Apply to any buildings with one or more dwellings.
• Aim of part O is to adapt buildings to rising temperatures due to climate change and to protect health and welfare of occupants.
• Requirements are:

1. Reasonable provision must be made to limit unwanted solar gains in summer and provide adequate means to remove heat from the indoor environment.
2. Account must be made of residents and their safety and mechanical cooling only used where insufficient heat is cable from being removed without it.

• Compliance can be demonstrated by using thermal modelling in one of two ways:

1. Simplified method for limiting solar gains and providing a means of removing excess heat.
2. The dynamic thermal modelling method.

• For the simplified method Approved Document O states that removal of excess heat is achieved through cross ventilation which can be achieved through the following:

1. Opening windows.
2. Ventilation louvers in external walls.
3. Mechanical ventilation system - only if cant achieve required heat removal via passive means.
4. Mechanical cooling system - only if cant achieve required heat removal via passive means.

Question 44

What is Passivhaus?

Answer 44

• The Passivehaus is a voluntary energy efficiency standard that aims to create buildings that use substantially less energy for heating a property than those constructed abiding to current building regulations.
• Can be applied for commercial and residential buildings and includes stipulations on air tightness, minimal thermal bridging, optimisation of ventilation with heat recovery and high levels of insulation.

Question 45

What is the Quadruple bottom line in relation to sustainability?

Answer 45

• Where the triple bottom line is economic, social and environmental, this adds a fourth quality - CULTURE.
• Relates to a an organisations need to reflect on the needs of their employees and the ways they work.

Question 46

What is Streamlined Energy and Carbon Reporting (SECR)?

Answer 46

• Framework that requires companies of more than 250 or more employees, with a turnover of more than £36m or balance sheet of more than £18m to report on their energy consumption and greenhouse gas emissions by submitting financial accounts to Companies House.

Question 47

Task Force on Climate-related Financial Disclosures

Answer 47

• Aims to develop voluntary guidelines and disclosures based on governance, strategy, risk management and metrics to help the public and investors assess investment risk relating to climate change.

Question 48

What are the UN Sustainable Development Goals?

Answer 48

• List of sustainable development goals published by the UN as part of the 2030 Agenda for Sustainable Development.
• These include; eliminating poverty, taking climate action, generating affordable and clean energy amongst others.
• I would refer to the RICS Guidance Note on ‘Implementing the UN Sustainable Development Goals’ for further information.

Question 49

What is ‘Value the Planet’?

Answer 49

• Its’ RICS’s campaign to encourage firms and members to implement the UN’s Sustainable Development Goals.
• RICS has published a checklist of recommended actions that a business can take to meet the goals.
• The actions recommended include:

1. Considering brownfield rather than greenfield sites for development.
2. Carrying out life-cycle assessments to assess different project options and inform decision making.

Question 50

What is water-sensitive urban design (WSUD)?

Answer 50

Whereby you integrate water cycle management into the planning and urban design stages which can involve dealing with water demand and supply, waste water, pollution, rainfall, run-off floor and water pathways to improve resource resilience and resource security.

Question 51

What is Net Zero?

Answer 51

Where the use of greenhouse gas emissions are balanced by their removal from the atmosphere. The UK Government has a current target to achieve net zero by 2050 following a ten-point plan for green industrial revolution including advancing offshore wind, greener buildings, and investment in carbon capture and storage.

Question 52

What is the embodied carbon of a material?

Answer 52

All the CO2 emitted in producing a material or product which will include energy for extract and transport the raw materials as well as emissions from the manufacturing process.

Question 53

What are the recent to the building regulations regarding sustainability?

Answer 53

• Changes were introduced on 15 June 2022 and relate to Part F (Ventilation), L (conservation of fuel and power) and introduction of Part O (overheating) and have been made by the Department for Levelling Up, Housing and Communities to reach net zero carbon emissions by 2050.

Part F - Ventilation

• Requirement for installation of CO2 monitors in offices were there may be risk of airborne infection.
• Recommends that all replacement windows in non-domestic buildings are fitted with background trickle vents if it can be proven that the replacement windows would not reduce useful ventilation or that a mechanical ventilation system is present.To improve air quality and safety to prevent spread of airborne viruses such as COVID 19 and air pollution.
• Measures largely updated for dwellings to increase whole dwelling ventilation rates with minimum of 0.3 litres per second per m2 in habitable rooms.
• Non-dwellings remain the same, apart from supply ventilation that should still be 10 l/s per m2 or provide at least 1 l/s per m2 of floor area - whichever is highest.

Part L - Conservation of fuel and power

• All homes homes must produce 31% less CO2 emissions that what is currently acceptable - an on site audit will be required to confirm the constructed design details.
• This is through improved standards for replacement thermal elements. U-values for walls is now 0.18 and doors is 1.4.
• New non-dwelling buildings now require a building automation and control system if they include air conditioning system of 180kW or over which has been reduced from 290Kw.

Part O - Overheating

• Aim of part O is to adapt buildings to rising temperatures due to climate change and to protect health and welfare of occupants.
• Reasonable provision must be made to limit unwanted solar gains in summer and provide adequate means to remove heat from the indoor environment.
• Account must be made of residents and their safety and mechanical cooling only used where insufficient heat is cable from being removed without it.
• Compliance can be demonstrated by using thermal modelling in one of two ways:

1. Simplified method for limiting solar gains and providing a means of removing excess heat.
2. The dynamic thermal modelling method.

Question 54

What are the Future Homes and Building Standard?

Answer 54

• Building standards that will come into force in 2025 to ensure that homes are net zero ready and ensure that all new homes will produce 75-80% less carbon emissions.
• Will rules out the installation of gas boilers in most new homes and reduce the need for retrofitting in the future.